LEASE CANDLEWOOD OFFICE CENTER 2600 TROY CENTER DRIVE TROY, MICHIGAN KIRTS OFFICE CENTER ASSOCIATES, L.L.C.

Section

Page

Basic Lease Terms and Provisions

1

Premises

2

Contingency for Lender Approval/Term

3

Rent

7

Operating Expenses

8

Character of Occupancy

10

Services and Utilities

11

Quiet Enjoyment

12

Maintenance and Repairs

12

Alterations and Additions

13

Entry by Landlord

14

Construction Liens

14

Damage to Property, Injury to Persons

15

Insurance

16

Damage or Destruction to Building

17

Condemnation

17

Assignment and Subletting

18

Estoppel Certificate

19

Default

19

Completion of Premises

23

Removal of Tenant's Property

25

Holding Over

26

Parking Areas

26

Surrender and Notice

26

Acceptance of Premises by Tenant

26

Subordination and Attornment

26

Payments after Termination

28

Authorities for Action and Notice

28

Security Deposit

29

Liability of Landlord

29

Brokerage

29

Signage

29

Name of Building Project

29

Area of Premises

30

Furnishing of Financial Statements

30

Miscellaneous

30

Representations

32

Environmental

33

Consent Judgment and Condominium

33

Exhibit A

Exhibit B

Exhibit C

Schedule 1

1.

Basic Lease Terms and Provisions:

A.

Building: Candlewood Office Center
              2600 Troy Center Drive
              Troy, Michigan

B.

Leased Premises or Premises: Consisting of all of Unit 2 of the Candlewood Hotel/Office Center Condominium including the Building located thereon, comprising approximately Forty-seven Thousand Eight Hundred Sixty-eight (47,868) rentable square feet, and any adjacent lawn area or parking areas (equal to approximately 204 parking spaces on the date hereof) included in such Unit (and the right to use all parking spaces granted to the Landlord under that certain Parking Easement Agreement dated September 25, 1997 recorded at Liber 17955, Page 513, Oakland County Records, as amended by that certain First Amendment to Parking easement Agreement dated April 20, 1998 recorded at Liber 18576, Page 592 Oakland County Records (the “Parking Easement”)).

C.

Term: Eighty-seven (87) full calendar months and one partial month (December, 2009) commencing upon December 15, 2009 (the “Commencement Date”), and terminating the last day of the eighty-seventh full calendar month after the Commencement Date (“Termination Date”), all subject to the terms of Paragraph 20 of the Lease.

D.

Base Rent:

Annual Per

Square Foot

Period

Monthly

Annually

Rental Rate

$

36,898.25

$

442,779.00

$

9.25

$

37,815.72

$

453,788.64

$

9.48

$

38,773.08

$

465,276.96

$

9.72

$

39,730.44

$

476,765.28

$

9.96

$

40.727.69

$

488.732.28

$

10.21

$

41,764.83

$

501,177.96

$

10.47

$

42,801.97

$

513,623.64

$

10.73

E.

Operating Expenses: Tenant is responsible for all of the Operating Expenses of the Premises and the Building and the Premises’ pro rata share, if any, of the expenses of the Building Complex as such terms are defined herein.

F.

Use: Office use, assembly and packaging, engineering, research, medical equipment testing, development, marketing, sales, finance, administration, product service, storage, shipping and receiving and all other uses permitted by the City of Troy and applicable law.

G.

Maximum Occupancy [Intentionally Deleted]

H.

Security Deposit: [Intentionally Deleted]

I.

Broker: Whitehall Realty Company, CB Richard Ellis and Kirco Management Services, Ltd.

J.

Building Complex: All of the land and improvements included within the Candlewood Hotel/Office Center Condominium.

3.

Contingency for Lender Approval/Term:

(“Lender Lease Approval”); and (ii) the closing of a modification of the loan secured by the Premises between Landlord and Flagstar (“Loan Closing”). Landlord shall make reasonable commercial efforts promptly after execution of this Lease, to obtain Lender Lease Approval and to cause the Loan Closing to occur. Landlord shall notify Tenant when it has obtained Lender Lease Approval and/or Loan Closing and, shall further provide a Schedule of Construction for Tenant’s review and approval, if different from Exhibit C attached hereto. Upon Landlord and Tenant agreeing upon a Schedule of Construction, if different from Exhibit C attached hereto, the parties shall execute a side letter agreement containing such schedule which shall replace Exhibit C attached hereto. In the event that Lender Lease Approval and Loan Closing do not occur within thirty (30) days after the date of the full execution of this Lease, Landlord shall have the right to terminate this Lease by written notice to Tenant within five (5) business days after the expiration of such thirty (30) day period.

(b)

The term of this Lease shall be for the period referred to in subparagraph C of Paragraph 1 hereof (the “Primary Lease Term”) commencing at 12:01 a.m. on the Commencement Date, and terminating at 12:00 midnight on the Termination Date, unless sooner terminated pursuant to this Lease.

(c)

If the Term begins on a day other than on the first day of the month, Tenant shall pay proportionate rent at the same monthly rate as set forth in Paragraph 1.D. hereof (also in advance) for such partial month and the abatement provided below will apply and all other terms and conditions of this Lease shall be in force and effect during such partial month. In the event Landlord fails to deliver the Premises on the Commencement Date because the Premises are not then Ready for Occupancy (as hereinafter defined) or for any other cause beyond Landlord’s control, except as otherwise provided herein, Landlord shall not be liable to Tenant for any damages as a result of Landlord’s delay in delivering the Premises and the Commencement Date shall be postponed until such date as the Premises are Ready for Occupancy and the Termination Date shall be postponed for a like number of days. Upon delivery of the Premises ready for Occupancy the parties agree to enter into a Supplement to Lease or a Suite Acceptance Letter which shall stipulate the Commencement Date and Termination Date of this Lease.

Notwithstanding the foregoing, should the Commencement Date not have occurred on or before December 15, 2009, subject to (aa) an extension of one day for each day beyond the date Tenant is required to respond to Landlord’s plans pursuant to Paragraph 20 hereof that Tenant fails to so respond, (bb) extension for any delays in the Premises being Ready for Occupancy due to the acts or omissions of Tenant, or its subtenants, assignees, and their respective partners, stockholders, members, directors, officers, agents, employees, contractors, clients, customers and invitees (collectively “Tenant’s Parties”), and (cc) exension for any force majeure events (as maybe extended, the “Proposed Delivery Date”), Tenant shall receive a credit against Base Rent in the amount equal to: (i) Five Hundred Dollars ($500) per day for each of the first thirty-one (31) days between the Proposed Delivery Date and the Commencement Date when the Commencement Date does not occur; (ii) Seven Hundred and Fifty Dollars ($750) per day for each of the next thirty-one (31) days (days 32-62) between the Proposed Delivery Date and the Commencement Date for when the Commencement Date does not occur; and (iii) One Thousand Five Hundred Dollars ($1,500) per day for each of the next thirty (30) days (days 63-92) between the Proposed Delivery Date and the Commencement Date for when the Commencement Date does not occur.

Subject to (aa) an extension of one day for each day beyond the date Tenant is required to respond to Landlord’s plans pursuant to Paragraph 20 hereof that Tenant fails to so respond, (bb) extension for any delays in the Premises being Ready for Occupancy due to the acts or omissions of Tenant’s Parties, and (cc) extension for any force majeure events, if the Premises are not Ready for Occupancy on or before February 1, 2010 (as such date may be so extended, the “Outside Delivery Date”), then Tenant

shall have the option, on Landlord’s behalf, to perform or cause to be performed the construction work required to make the Premises Ready for Occupancy by providing written notice to Landlord within ten (10) business days after the Outside Delivery Date. Should Tenant not deliver such written notice to Landlord within the 10 business day period specified above, Tenant irrevocably shall have waived its right to perform such construction work under this paragraph. Should Landlord make the Premises Ready for Occupancy within ten (10) business days after receipt of Tenant’s notice hereunder, then Tenant’s election to exercise its self-help right hereunder automatically shall be null and void, Tenant shall occupy the Premises and the Commencement Date shall be deemed to have occurred.

In the event that Tenant performs the Landlord’s construction work required to make the Premises Ready for Occupancy pusuant to the foregoing paragraph Tenant shall be entitled to recover from Landlord Tenant’s reasonable costs and expenses in connection with the exercise of such right. Tenant shall provide an invoice with reasonable supporting documentation and Landlord shall pay Tenant for such costs within thirty (30) days after receipt of such invoice.

The rent credits and the self-help remedy specified above shall be Tenant’s sole and exclusive remedies against Landlord for its failure to complete the Premises on a timely basis and deliver the Premises Ready for Occupancy to Tenant. In recognition that Landlord must make payments under its mortgage of the Premises, Tenant agrees that the credit against Base Rent may not exceed more than twenty-five percent (25%) of the Base Rent in any month during the Term.

Provided that Tenant does not interfere with the Landlord’s work in preparing the Premises to be Ready for Occupancy, Landlord hereby grants to Tenant a license to access the Premises prior to the Commencement Date to allow Tenant to prepare the Premises for Tenant’s use and occupancy, including the installation of Tenant’s equipment, improvements, inventory and personal property and all other work deemed necessary or desirable by Tenant to open and operate the Premises, (collectively “Tenant’s FF&E”), for a period of thirty (30) days prior to the Commencement Date subject to such reasonable conditions as Landlord may deem necessary, including Tenant obtaining all insurance required to be obtained under the terms hereof.

(d)

Subject to Tenant not being in default of this Lease beyond any applicable grace or cure period at the time it notifies Landlord of its desire to renew through and including the execution of a lease amendment providing for such renewal, Tenant or a Permitted Assignee, but not any other assignee or sublessee, this right being personal to the original Tenant and a Permitted Assignee, shall have two (2) consecutive options to renew this Lease (the “Renewal Option(s)”) for a term of five (5) years each for all, but not less than all, of the Premises (the “Renewal Term(s)”) as may be expanded hereunder, commencing on the day after the Expiration Date or the expiration of the first Renewal Term, as applicable, and expiring on the date which is five (5) years thereafter, on the same terms and conditions as set forth herein except that the Base Rent for the relevant Renewal Term shall be the amount agreed upon by the parties pursuant to the terms and conditions set forth in this Section 3(d).

In order to exercise a Renewal Option, Tenant must deliver to Landlord written notice of exercise no earlier than twelve (12) months and no later than nine (9) months prior to the Expiration Date or the expiration of the previous Renewal Term, as applicable.

Within ninety (90) days after receipt of notice that Tenant desires to exercise a Renewal Option, the parties shall negotiate, in good faith, the Base Rent for the Renewal Term and any annual increases to the same. In the event that the parties fail to agree upon the the Base Rent for the Renewal Term and any annual increases to the same within such ninety (90) days after Tenant’s receipt of Landlord’s notice, Tenant’s notice of election to extend the term shall be null and void and of no force or effect.

In the event Tenant exercises one or more of the Renewal Options in strict accordance with the terms hereof, Tenant shall execute and deliver an amendment to this Lease consistent with the foregoing within thirty (30) days after receipt by Tenant of the subject lease amendment in form and substance reasonably satisfactory to Landlord.

Landlord shall not perform any leasehold improvements in connection with the exercise of any Renewal Options and the Tenant agrees to accept the Premises in its then “AS IS” “WHERE IS” condition and “WITH ALL FAULTS” on the commencement date of the relevant Renewal Term, and Tenant shall not be entitled to any credit or allowance or other economic concession from Landlord for the improvement thereof or otherwise. Neither Landlord nor Tenant shall be obligated to pay any additional brokerage commission in connection with the Renewal Options except if Tenant has engaged Whitehall to represent Tenant in connection with such Renewal Options, and Whitehall takes an active part in such negotiations, Landlord shall be obligated to pay Whitehall a brokerage commission pursuant to a separate Registration and Commission Agreement between Landlord and Whitehall dated April 29, 2009.

Tenant shall have no further options to renew the Term beyond the expiration date of the second Renewal Term. The Renewal Options herein granted shall automatically terminate and become null and void and of no force or effect upon the occurrence of any of the following: (1) Tenant either has been or is then currently in default under this Lease beyond any applicable grace or cure period, (2) the early termination of this Lease has been exercised by Landlord or Tenant, (3) the assignment of this Lease by Tenant, or the sublease by Tenant of the Premises, or any part thereof, except for an assignment of this Lease by Tenant to a Permitted Assignee, (4) the failure of Tenant to timely or properly exercise the applicable Renewal Option in strict accordance with the terms of this Paragraph, or (5) in the case of the exercise of the second Renewal Option, the failure of Tenant to timely or properly exercise the previous Renewal Option in strict accordance with the terms of this Paragraph.

(e)

On the last day of the seventy-fifth (75 ^th ) full calendar month of the Term (the “Early Termination Date”), Tenant or a Permitted Assignee, but not any other assignee or sublessee, this right being personal to the original Tenant and a Permitted Assignee, shall have the one time option (the “Termination Option”) to terminate this Lease by providing written notice to Landlord not more than twelve (12) full calendar months and not less than nine (9) full calendar months prior to the Early Termination Date. Tenant’s Termination Option is conditioned upon Tenant’s compliance with all of the following terms and conditions: (i) Tenant is not in default, nor has been in default beyond any applicable grace or cure period, on the date Tenant exercises the Termination Option, or at any time prior to the Early Termination Date; and (ii) Tenant pays to the Landlord, concurrently with Tenant’s notice to exercise the Termination Option, a termination fee equal to the unamortized cost, on a straight line basis over the entire Term of the cost of the Allowance and brokerage fees paid by Landlord plus the Base Rent due for the first two (2) months after the Early Termination Date (the “Termination Fee”). The parties acknowledge that the Landlord’s damages as a result of such early termination are difficult or impossible to measure and it is agreed that the Termination Fee is the parties’ reasonable estimate of such damages and shall be deemed to be liquidated damages and not a penalty to Tenant. It is agreed between Tenant and Landlord that the Termination Fee shall not limit Tenant’s requirement to comply with all other obligations under the Lease. If Tenant does not notify Landlord of its election to exercise the Termination Option, Tenant will be deemed to have forever waived its Termination Option and, if so requested by Landlord, Tenant shall execute an amendment to lease deleting the Termination Option.

In the event Tenant timely and properly exercises the Termination Option, the Lease Term shall terminate effective as of the Early Termination Date. Rent shall be paid through and apportioned as of the Early Termination

Date, and neither Landlord nor Tenant shall have any rights, estates, liabilities or obligations accruing under the Lease after the Early Termination Date, except such rights and liabilities which, by the terms of the Lease are obligations of the Tenant or Landlord which survive the expiration of the Lease Term. The Termination Option shall automatically terminate and become null and void upon any one of the following: (a) the failure of Tenant to timely or properly exercise the Termination Option and pay the Termination Fee in strict accordance with the terms of this Section; or (b) Tenant is, or has been, in default under this Lease beyond any applicable grace or cure period. In the event that Tenant validly exercises the Termination Option but does not vacate the Premises on or before the Early Termination Date such tenancy shall be deemed to be a holdover tenancy under the terms of the Lease.

5.

Operating Expenses:

(a)

Replacement of the Building’s roof, walls and foundation;

(b)

Depreciation on the Building Complex or any areas within it;

(c)

Ground lease payments, mortgage principal, interest, penalties and charges, financing and refinancing costs and expenses;

(d)

Costs of replacements to Landlord’s personal property and equipment;

(e)

The cost of repairs or replacements due to casualty or condemnation that are reimbursed by third parties;

(f)

Any cost or expense due to Landlord’s breach of this Lease provided that Tenant has timely paid and performed its obligations under this Lease relating to such item;

(g)

Any income, estate, inheritance, or other transfer tax and any excess profit, franchise, or similar taxes on Landlord’s business, except as provided above and any increases in real property taxes resulting from the sale or transfer of the Premises by Landlord;

(h)

All costs and expenses (including lease concessions and allowances), including legal fees, relating to activities for the solicitation and execution of leases of space in the Building;

(i)

Any cost or expense related to removal, cleaning, abatement or remediation of “hazardous material” not directly caused by Tenant and which is not done in the ordinary course of business on the Premises (e.g., cleanup of accidentally spilled paint as opposed to cleanup of hazardous substances which are in quantities which violate environmental laws); and

(j)

Costs to correct construction defects and latent defects of Landlord’s construction work to make the Premises Ready for Occupancy within within one (1) year from the Commencement Date, or one (1) year after completion of such item, if later, which have been reimbursed to the Landlord pursuant to third-party warranties.

Operating Expenses for the calendar year just completed and the estimated amount of Operating Expenses (on which its rent was based) and which was paid by Tenant for such year and, if Tenant has not paid the full amount of actual Operating Expenses, the balance due shall be paid by Tenant to Landlord within thirty (30) days after Tenant’s receipt of such statement. In the event that the actual Operating Expenses for the calendar year just completed was less than the estimated amount of the Operating Expenses (on which its rent was based) and which was paid by Tenant for such year Landlord shall give a credit to Tenant in such amount, against the next payment of Operating Expenses due hereunder. In addition, with respect to the monthly rent, until Tenant receives Landlord’s estimate for the new calendar year Tenant’s monthly rent for the new calendar year shall continue to be paid at the then current rate, but Tenant shall commence payment to Landlord of the monthly installments of rent on the basis of the new estimate beginning on the first day of the month following the month in which Tenant receives such statement.

(c)

If Tenant occupies the Premises for less than a full calendar year during the first or last calendar years of the term hereof, Operating Expenses for such partial year shall be the actual Operating Expenses for such period and Tenant shall make payments based upon the Landlord’s estimates as provided above. At the end of such period, the Landlord shall provide a statement which shall compare the amounts paid by Tenant to the actual Operating Expenses for the period just completed and Tenant shall pay any additional sums due, or Landlord shall refund to Tenant, if the Term has expired, any sums due the other hereunder using the same method set forth above.

(d)

Landlord’s failure during the Lease Term to prepare and deliver any statements or bills, or Landlord’s failure to make a demand under this Paragraph or under any provision of this Lease shall not in any way be deemed to be a waiver of, or cause Landlord to forfeit or surrender, its rights to collect any items of additional rent which may have become due pursuant to this Paragraph during the Term of this Lease, except as otherwise specifically set forth in this Lease. Tenant’s liability for all additional rent due under this Paragraph 5 shall survive the expiration or earlier termination of this Lease.

(e)

The Building shall be maintained in good order, condition and repair, ordinary wear and tear excepted, in the manner consistent with comparable corporate headquarters in Troy, Michigan.

(a)

The Premises are to be used only for those purposes set forth in subparagraph F of Paragraph 1 hereof and no other use. Except for the Special Use Approval, which Landlord has obtained and paid the expenses relating thereto, Tenant shall, at its sole cost and expense, obtain all governmental licenses and permits required to allow Tenant to conduct Tenant’s Use. The parties acknowledge that a special use permit for the Premises was adopted by the City of Troy pursuant to Resolution PC-2009-06-051 (the “Special Use Approval”). Tenant agrees to comply with all applicable laws in connection with its use of the Premises including, without limitation, the foregoing Special Use Approval.

(b)

Tenant shall not suffer nor permit the Premises nor any part thereof to be used in any manner, nor anything to be done therein, nor suffer or permit anything to be brought into or kept therein, which would in any way (i) make void or voidable any fire or liability insurance policy then in force with respect to the Building; (ii) make unobtainable from reputable insurance companies authorized to do business in Michigan any fire insurance with extended coverage, or liability, boiler or other insurance required to be furnished by Landlord under the terms of any lease or mortgage to which this Lease is subordinate at standard rates provided Tenant is not deprived of its intended use of the Premises; (iii) cause or in Landlord’s reasonable opinion be likely to cause physical damage to the

Building or any part thereof; (iv) constitute a public or private nuisance; (v) impair, in the reasonable opinion of Landlord, the appearance, character or reputation of the Building; (vi) discharge objectionable fumes, vapors or odors into the Building air conditioning system or into the Building flues or vents not designed to receive them; (vii) impair or interfere with any of the Building services; or (viii) constitute waste.

(c)

Tenant shall not use the Premises nor permit anything to be done in or about the Premises which will in any way conflict with any law, statute, ordinance or governmental rule or regulation now in force or which may hereafter enacted or promulgated. Tenant shall give prompt notice to Landlord of any notice it receives of the violation of any law or requirement of any public authority with respect to the Premises or the use or occupation thereof. Landlord shall give prompt notice to Tenant of any notice it receives relative to the violation by Tenant of any law or requirement of any public authority with respect to the Premises or the use or occupation thereof. Further, Tenant shall not use the Premises or permit anything to be done on or about the Premises which will in any way conflict with or violate any private covenant, condition, or restriction recorded against the Building Complex, including, without limitation, the documents and instruments creating and governing the condominium for the Building Complex, if applicable.

(d)

If the Landlord’s work in connection with making the Premises Ready for Occupancy shall not be in compliance with applicable law for a period of ten (10) days after either Tenant has notified Landlord of such circumstances or Landlord otherwise is made aware of the circumstances, or such additional time as may be required due to acts of Tenant’s Parties or acts of god, force majeure, casualty damage, strikes, shortages of labor or materials, or other causes beyond Landlord’s reasonable control, then (i) Landlord shall, within ten (10) days of its receipt of such notice of non-compliance, either make such repair or, if the repair cannot reasonably be completed within such ten-day period, promptly commence the repair within such period and thereafter diligently pursue same to completion, and (ii) if Tenant is unable to and does not use the Premises in its entirety as a result of such violation, Base Rent hereunder shall thereafter be abated until such time as such violation has been corrected or Tenant begins using the Premises again, whichever shall first occur.

(a)

Landlord agrees to provide janitorial services for the Premises in accordance with specifications and hours to be agreed upon between Landlord and Tenant. Landlord shall cause electric current, water and sewer and natural gas to be supplied to the Premises and measured by separate meters, with one meter for each utility. Landlord shall furnish such snow removal services to the Premises as may, be reasonably required by Tenant.

(b)

Tenant hereby agrees to pay all charges with respect to electrical service furnished to or used within the Premises as and when due to such electrical provider.

(c)

Tenant agrees that Landlord shall not be liable for failure to supply any heating, air conditioning, electrical, janitorial, lighting or other services during any period when Landlord uses reasonable diligence to supply such services, or during any period Landlord is required to reduce or curtail such services pursuant to any applicable laws, rules or regulations, now or hereafter in force or effect, it being understood that Landlord may discontinue, reduce or curtail such services, or any of them (either temporarily or permanently), at such times as it may be necessary by reason of accident, unavailability of employees, repairs, alterations, improvements, strikes, lockouts, riots, acts of God, application of applicable laws, statutes, rules and regulations, or due to any other happening beyond the control of Landlord. In the event of any such interruption, reduction or discontinuance of Landlord’s services (either temporary or permanent), except for the abatement described below,

Landlord shall not be liable for damages to persons or property as a result thereof, nor shall the occurrence of any such event in any way be construed as an eviction of Tenant or cause or permit an abatement, reduction or setoff of rent, or operate to release Tenant from any of Tenant’s obligations hereunder.

Notwithstanding the foregoing, if any utilities are interrupted or discontinued due solely to the negligence of Landlord for a period of ten (10) days after Tenant has notified Landlord of such interruption, or such additional time as may be required due to acts of Tenant’s Parties or acts of god, force majeure, casualty damage, strikes, shortages of labor or materials, or other causes beyond Landlord’s reasonable control, and Tenant is unable to and does not use, the Premises in its entirety as a result of such interruption or discontinuance, Base Rent hereunder shall thereafter be abated until such time as such utilities are restored or Tenant begins using the Premises again, whichever shall first occur.

(d)

Whenever heat generating machines or equipment or excessive lighting (i.e., that which exceeds the typical lighting level used by office tenants in the area in which the Building is located) are used by Tenant in the Premises which affect the temperature otherwise maintained by the air conditioning system, Landlord reserves the right to install supplementary air conditioning units in the Premises in the event Landlord’s independent consulting engineer determines same are reasonably necessary as a result of Tenant’s use of lights or equipment which generate heat loads in excess of those for which the HVAC system is designed and the cost therefor, including the cost of installation, operation and maintenance thereof, shall be prepaid by Tenant to Landlord upon demand by Landlord.

9.

Maintenance and Repairs:

may be required due to acts of Tenant’s Parties or acts of god, force majeure, casualty damage, strikes, shortages of labor or materials, or other causes beyond Landlord’s reasonable control, and Tenant is unable to and does not use, the Premises in its entirety as a result of such repair issue, Base Rent hereunder shall thereafter be abated until such time as such repair is completed or Tenant begins using the Premises again, whichever shall first occur.

(b)

Landlord, at Tenant’s sole cost and expense as a part of Operating Expenses, except as excluded from such definition above, shall maintain the Premises in good order, condition and repair including the interior surfaces of ceilings, walls and floors, all doors, and interior glass partitions or glass surfaces. Landlord shall have no liability to Tenant for any damage, inconvenience or interference with the use of the Premises by Tenant as a result of performing any such work.

(c)

Landlord and Tenant shall each do all acts required to comply with all applicable laws, ordinances, regulations and rules of any public authority relating to their respective maintenance obligations as set forth herein.

(a)

Tenant shall make no alterations, additions or improvements to the Premises (each an “Alteration”) or any part thereof without obtaining the prior written consent of Landlord; provided, however, Tenant shall be entitled to make cosmetic, non-structural alterations, additions, modifications and improvements to the Premises, not exceeding $50,000 in each instance, which do not materially adversely affect the Building systems without the requirement of Landlord’s consent, but with notice to Landlord. Neither Landlord consent nor notice to Landlord shall be needed to inspect, install, repair, remove or replace, from time to time, Tenant’s FF&E. Landlord may impose, as a condition to the aforesaid consent, such requirements as Landlord may deem necessary in its reasonable judgment including, without limitation, the manner in which the work is done, a right to require Tenant to use Landlord’s contractor and the times during which it is to be accomplished, provided that Tenant shall not be required to use Landlord’s contractor to the extent such work involves only Tenant’s FF&E and, with respect to all other Alterations, if performed by the Landlord’s contractor, the Landlord shall follow the same procedures it is required to follow when making the Premises Ready for Occupancy pursuant to the provisions of paragraph 20 hereof. In the event that Tenant is entitled to construct the Expansion, such Expansion will not require a separate approval by the Landlord under this subparagraph 10(a), subject to Tenant’s compliance with the other terms of this paragraph and the provisions of this Lease. Tenant further agrees not to connect with Building systems, including electric wires, water pipes, fire safety and mechanical systems, any apparatus, machinery or device without the prior written consent of Landlord.

(b)

All Alterations (whether performed with or without Landlord’s consent as provided herein), shall be deemed a part of the real estate and the property of Landlord and shall remain upon and be surrendered with the Premises as a part thereof without molestation, disturbance or injury at the end of said Term, whether by lapse of time or otherwise, unless Landlord notifies Tenant otherwise, in which event Tenant shall promptly remove, at its sole cost and expense, such alterations and additions and restore the Premises to their condition prior to the making of the same, reasonable wear and tear excepted. All such removal, whether required or permitted by Landlord, shall be at Tenant’s sole cost and expense, and Tenant shall restore the Premises to the condition in which the Premises were prior to the making of the same, reasonable wear and tear excepted. All Tenant’s FF&E including any movable partitions, machines and equipment which are installed in the Premises by or for the account of Tenant, without expense to Landlord, and can be removed without permanent structural damage to or defacement of the Building or the Premises, and all furniture, furnishings and other articles of personal property owned by Tenant and located in the Premises (all of which are herein called “Tenant’s Property”), shall be and remain the property of

Tenant and may be removed by it at any time during the Term of this Lease. However, if any of Tenant’s Property is removed, Tenant shall repair or pay the cost of repairing any damage to the Building or the Premises resulting from such removal. All additions or improvements which are to be surrendered with the Premises shall be surrendered with the Premises, as a part thereof, at the end of the Term or the earlier termination of this Lease.

(c)

If Landlord authorizes persons requested by Tenant to perform any Alterations or repairs to the Premises, then prior to the commencement of any such work, Tenant shall, on request of Landlord, deliver to Landlord certificates issued by insurance companies qualified to do business in the State of Michigan evidencing that Workers’ Compensation, public liability insurance and property damage insurance, all in amounts, with companies and on forms reasonably satisfactory to Landlord, are in force and effect and maintained by all such contractors and subcontractors engaged by Tenant to perform such work. All such policies shall name Landlord as an additional insured. Each such certificate shall provide that the same may not be cancelled or modified without thirty (30) days’ prior written notice to Landlord.

(d)

Tenant, at its sole cost and expense, shall cause any permitted Alterations, decorations, installations, additions or improvements in or about the Premises to be performed in compliance with all applicable requirements of insurance bodies having jurisdiction, and in such manner as not to interfere with, delay, or impose any additional expense upon Landlord in the construction, maintenance or operation of the Building, and so as to maintain harmonious labor relations in the Building.